project artaud studio 127

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1 project artaud studio 127 request for proposals Project Artaud is offering a long-term lease for Studio 127, located on the Florida Street side of this historic building, bounded by 17th Street and Mariposa Street in San Francisco, CA. This 88-seat theater space, currently The Jewish Theatre San Francisco (TJT), was formerly known as A Traveling Jewish Theatre. Recognized as one of the finest small theaters in the city, Studio 127 was extensively renovated in A new marquee entrance, complete with Americans with Disabilities Act (ADA) lift, was added on Florida Street. Renovations also include new ADA bathrooms, a new lobby, a box office, new seating, a new tech booth and lighting grid, and new HVAC and alarm systems. These improvements meet current seismic and ADA access requirements, and have transformed the studio into a state-of-the-art theatrical venue. The improvements were recently independently assessed at over $317,106 in 1998 dollars (Project Artaud does not allow for appreciation in the value of improvements sold by outgoing lessees to incoming lessees). This level of renovation in 2012 would cost significantly more. Project Artaud requests proposals from performance, music, and other arts-based organizations, as well as performance and arts-based educational organizations, for consideration as future occupants of this unique theater space. In reviewing submitted proposals, we will consider artistic mission, appropriate use of the space, organizational stability, financial viability of the organizations or artists, and the bid submitted for the purchase of fixed improvements made to Studio 127. Proposed uses must demonstrate sensitivity to the quality of life of the 90 residents who live and work in this mixed-use building. Please note: Studio 127 is zoned for public occupancy and commercial/work usage only, not for live/work. Proposals must include a bid on purchasing capital improvements, detailed above and assessed at $317,106, from the outgoing tenant, TJT. As part of the proposal process, we are asking applicants to state what they are willing to pay The Jewish Theatre (TJT) for the improvements made to the space, at or below the assessed value of $317,106. Note that whatever the RFP finalist ends up paying TJT for the assessed improvements may in turn be sold to the next incoming lessee, at or below the actual dollar amount paid to TJT in What is recouped at that time will depend on the market, and Project Artaud in no way guarantees that any specific amount can or will be recouped. The $317,106 assessment does not include theatrical equipment, furniture, office equipment, or movable items not considered part of the actual facility itself. After the RFP finalist is chosen and lease negotiations begin, arrangements for purchase of theatrical and office equipment can be made directly with The Jewish Theatre. overview 2452 sq $1.00 per sq ft, plus utilities Extensive improvements to Studio 127 have been independently assessed at $317,106, not including theatrical equipment. The determination of the value of improvements was arrived at according to Project Artaud s space assessment guidelines, and was carried out by the licensed architect Project Artaud uses to assess improvements when members leave their studios. Proposals will include a bid for the Studio 127 fixed improvements at or below the assessed value of $317,106. TJT is asking $210,000 but other offers will be considered. Lessee may attempt to recoup part or all of the money they pay for the Studio 127 fixed improvements when they in turn vacate the space, but not more than was actually paid for these assets in 2012 appreciation is not allowed. Seating for 88 people, in cinema-style seats with no obstructed views 10-year commercial lease, with additional 10-year option; shorter term negotiable Does not include Project Artaud membership Proposed use must be arts-and/or arts education-related All arts usages will be considered. Since Studio 127 has been extensively improved as a theater, proposals emphasizing theater and performance will be given priority. Proposals welcome from individuals as well as arts organizations Deadline for submission of proposals is April 16, Negotiable occupancy date for Studio 127 is September 1, proposal submission checklist 1. History of organization(s) or resume(s) of individuals 2. Intended use 3. Any proposed physical modification to Studio Financial information 5. Letters of recommendation 6. Bid for purchase of fixed improvements [see page 6 for complete proposal requirements] contact To arrange a tour of Studio 127, or for questions regarding this RFP, please contact: admin@projectartaud.org Mailing address for proposals: Project Artaud, c/o Studio 127 RFP Committee 499 Alabama Street, San Francisco, CA

2 history about the studio Project Artaud is a pioneering arts complex in San Francisco s Mission District. Founded in 1971, it is one of the oldest non-profit, member-run live/work institutions in the country. Project Artaud provides live/work space as well as public performance and exhibition space. It houses Z-Space at Theatre Artaud, Theatre of Yugen, Joe Goode Performance Group, and The Jewish Theatre/San Francisco. The building dates to 1925, when it was a functioning American Can Company machine shop. During World War II, the site of the current Theatre Artaud was used to build airplane parts. The building was later abandoned, until a group of visionary artists occupied and converted the factory. They named the building Project Artaud after French playwright Antonin Artaud, who believed art should happen in non-traditional spaces. Project Artaud, with 78 studios and 90 residents, continues to be a model of how stable live/work communities can be shelters for artists and a creative resource for a city. Project Artaud / Aerial View 17th Street Florida Street Studio 127 is leased as is in its current condition 2,452 sq ft, with 14 ft ceiling, free span, floor to ceiling; sound insulated sheetrock interior walls separate adjacent studios Brick exterior walls with below grade marquee type entrance. ADA access lift adjacent to the main entrance bringing handicapped patrons directly into the lobby Two ADA compliant restrooms accessible from lobby area Fixed cinema-style seating for 88 persons on risers in good condition with emergency stair lighting. Good sightlines from all seating. Fully wired and enclosed lighting / sound booth One full dressing room stage left with storage area above Dedicated sub-metered panel for extensive theatrical and commercial-grade electrical service Emergency exit signs, sprinkler system and smoke detectors, fire and burglar alarm systems, all in operation Central HVAC on premises. Maintenance of the dedicated HVAC unit is the responsibility of the lessee. Off-street load-in access through rear door of theater (no stairs to stage level) temporary parking for van or small truck in north parking lot for load-in usage No regular off-street parking Full dumpster service available with cost-sharing with Project Artaud Sound levels to stay within 95 db at all times, with a midnight curfew on sound levels above 75 db. Project Artaud maintains the building exterior, shell structure, interior common areas, existing windows, sprinkler main service, and electrical and plumbing service to the space only (all electrical and plumbing, including fixtures contained within the space are the responsibility of the lessee). [ TJT ] Studio 127 Alabama Street Mariposa Street Studio 127 / Florida Street entrance, marquee 2

3 Studio 127 / Entrance Level Studio 127 / Stage Level 3

4 PHOTO: KEN FRIEDMAN Studio 127 / Stateless, 2009 TJT production PHOTO: KEN FRIEDMAN Studio 127 / In the Maze of Our Own Lives, 2011 TJT production Studio 127 / audience seating with tech booth at rear Studio 127 / stage, audience seating Studio 127 / dressing room 4

5 lease terms Length of lease: 10 years commercial lease, with additional 10-year option; shorter terms negotiable Monthly rent: $1.00 per sq ft plus utilities Rent increases: 3% annual increases starting in 2014 Facilities upgrade: Lessee may make changes to the interior of the studio for which they can gain approval and permits from appropriate City of San Francisco agencies. The board of directors of Project Artaud Corporation (PAC) must approve any planned alterations that will impact the façade, common areas, or infrastructure of the building. Proposals that require substantial alteration to the studio as part of the submitted proposal must include approval by a licensed architect. Project Artaud has the right to set terms for the new lease, as well as select an RFP finalist with whom to negotiate and sign the lease. House Rules/PAC Relationship: It is of vital concern that potential lessee understands that this is a residential and mixed-use facility, that all proposed uses must demonstrate sensitivity to the quality of life of the residents of Project Artaud. Lease will address these issues more specifically, but in general, the following apply: 1. The artist or representative of the leasing organization(s) must attend two PAC board meetings per year to give a status report, and to discuss any concerns of either PAC or the leaseholder. 2. Use of Project Artaud common areas by Studio 127 patrons or performers/artists during public events without prior approval of PAC Board is not allowed. 3. A sound curfew is in effect from midnight to 8 a.m. 4. Lessee is responsible for maintaining the cleanliness of the sidewalk area in front of the Florida St. entrance to Studio 127 and keeping the common hallway at the rear emergency exit to Studio 127 clear of objects. Studio 127 / Florida Street entrance, marquee 5

6 proposal requirements All applicants, whether non-profit arts organization, for-profit arts business, or individual artist(s), must demonstrate a primary and enduring commitment to their work in performance or the arts, and plan to use the space for performance / art related activities. 1. History of Organization: Proposals should include a brief history of your organization, a description of the work you do, and how you fit into the arts community both locally and, if applicable, nationally and/or internationally. [2 pages max., plus bios of principals] 2. Intended Use: All proposals should contain a detailed description of how you intend to use the studio. This should include a description of the kinds of activities you envision happening within the studio, and how you would deal with this studio s unique architectural features to accommodate these activities. [1 page max.] 3. Studio Modifications: If you plan major modifications to facilitate your vision for this studio, please include both description and drawing of the planned modifications, an estimate of the total cost for these modifications, and a statement from a licensed architect that the modifications you intend are indeed feasible for your stated estimate under current San Francisco building and fire codes. Walkthroughs to view the studio will be facilitated by Project Artaud and The Jewish Theater, by appointment only. 4. Your Bid: This is the amount you are willing to pay for fixed improvements to the studio carried out in These fixed improvements have been independently assessed by a licensed architect at $317,106. This amount does not include any theatrical or office equipment, but will be allowed to be sold to the next lessee of the space at or below whatever you actually end up paying in 2012 (no appreciation allowed, and no guarantee that you will be able to recoup any specific amount). TJT is asking $210,000, but other offers will be considered. 5.Financial Information: Provide an outline of your organization s financial status. This should include the following: a & 2010 financial summaries including total income and total expenses b. Categorical breakdown of income sources and general expenses for 2009 & 2010 (general categories are sufficient, such as public funding, private funding, box office receipts, artwork sold, staffing expenses, space rental, production expenses, commissions, etc). c & 2012 budget summary with general categories as per above. d. If you are an individual artist or group of artists, include information about your annual income over the past 3-years including sales, commissions, grants, and any other income streams you have available to you. e. If you anticipate future funding streams or growth not included as part of your current income, please provide general information about the sources, amount, and security. f. Verifiable financial statements will be required of finalist(s). 6. Letters of Recommendation: Please include three letters of recommendation with your proposal. 7. Submission Date: All proposals must be received by April 16, Mail proposals to: Project Artaud, c/o Studio 127 RFP Committee 499 Alabama Street, San Francisco, CA To arrange a tour of Studio 127, or for questions regarding the RFP, please contact: admin@projectartaud.org Proposals shall be accepted from principals only. No brokerage fees, finder s fees, commissions, or other compensation will be payable by the Issuers in connection with the selection of the Preferred Proposal. 6